2723 Briarwood Cir · Moss Point, MS 39563

$299,000

4 bd · 3.0 ba · 3,625 sqft · SingleFamily public records · 26 Days on market

Built 1973 0.32 ac lot Est $522k · 43% under

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Welcome home to this spacious 4-bedroom, 2.5-bath house nestled in the desirable North Shore Subdivision. With over 3,500 square feet of living space, this home provides ample room for the entire family. Newly renovated, it features a new stove, fridge, microwave, HVAC system, and more. Conveniently located in the Moss Point School District, Moss Point High School is just a mile away. Enjoy easy access to I-10. This USDA-eligible area offers a great opportunity for you. Schedule your private showing today!

Key facts

• New stove
• New fridge
• New microwave

Tags

• NORTH SHORE SUBDIVISION
• NEW STOVE
• NEW FRIDGE
• NEW MICROWAVE
• NEW HVAC SYSTEM
• MOSS POINT SCHOOL DISTRICT

Property features AI

Finance

• Other: Living area reported from public records; Lot size approximately 0.32 acres

Exterior

• Parking: Attached carport (2 spaces); Total 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; Patio home; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built year available from public records
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Bedrooms information not provided
• Flooring: Marble; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric and gas utilities; Multiple cooling units
• Interior features: Breakfast bar; Ceiling fans; Crown molding; Double vanity; Eat-in kitchen; Entrance foyer; Kitchen island; Recessed lighting; Tray ceilings; Walk-in closets; Wet bar; Insulated windows; Has fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#77 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, schools D, amenities F.
• Moss Point Separate School District (suburban): math 17% / reading 22% proficiency, ranked #94 of 130 in MS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $522,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5207 North Dr	0.42mi	4/3.0	3,821 (+5%)	7mo	$549,000	$144	66
2513 Duck Lake Dr	0.16mi	4/2.5	3,132 (-14%)	4mo	$345,000	$110	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.95×
• Total profit: $79,377
• Equity at exit: $162,260

10-year hold

• IRR: 15.9%
• Equity multiple: 3.73×
• Total profit: $228,660
• Equity at exit: $274,275

Cash invested: $83,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39563

• Home prices YoY: 3.0%
• Active inventory: 86
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$408 /mo · $4,899/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $269

Break-even live

Break-even rent $2,659

Max offer price $299,000

Occupancy floor 86%

Sensitivity live

Price	-10% $438	-5% $354	+0% $269	+5% $185	+10% $100
Rent	-10% $32	-5% $151	+0% $269	+5% $388	+10% $506
Rate	-1.0pp $420	-0.5pp $345	base $269	+0.5pp $192	+1.0pp $113

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Beardslee St Moss Point, MS	5.0	3.5	4900	$3,000	$0.61	21d	1	0.99mi

Listing history 31 events

1. 2026-06-18
   days on market $299,000 Active 26 DOM
2. 2026-06-17
   days on market $299,000 Active 25 DOM
3. 2026-06-16
   days on market $299,000 Active 24 DOM
4. 2026-06-15
   days on market $299,000 Active 23 DOM
5. 2026-06-14
   days on market $299,000 Active 21 DOM
6. 2026-06-13
   days on market $299,000 Active 20 DOM
7. 2026-06-10
   days on market $299,000 Active 18 DOM
8. 2026-06-09
   days on market $299,000 Active 17 DOM
9. 2026-06-08
   days on market $299,000 Active 16 DOM
10. 2026-06-07
    days on market $299,000 Active 15 DOM
11. 2026-06-02
    days on market $299,000 Active 10 DOM
12. 2026-06-01
    days on market $299,000 Active 9 DOM
13. 2026-05-31
    days on market $299,000 Active 8 DOM
14. 2026-05-30
    days on market $299,000 Active 7 DOM
15. 2026-05-22
    listed $299,000 Active
16. 2025-08-07
    status Active
17. 2025-07-22
    status Pending
18. 2025-07-22
    historical
19. 2025-06-24
    price $289,000
20. 2025-06-24
    price $289,000
21. 2025-04-13
    price $299,000
22. 2025-04-10
    price $299,000
23. 2025-02-21
    listed $325,000 Active
24. 2021-09-15
    historical
25. 2018-03-06
    historical
26. 2017-04-15
    listed $114,900
27. 2015-08-21
    listed $110,000
28. 2010-11-29
    soldstatus
29. 2010-09-22
    listed $58,000
30. 2006-09-28
    soldstatus
31. 2006-04-12
    listed $139,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $4,899 · $408/mo
• Projected year-2 tax: $4,899 · $408/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$16,749
• − Property taxes: −$4,899
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$8,698
• Taxable loss: −$1,601
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $3,614/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Moss Point Separate School District
• NCES district ID: 2803000
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 22% ▬ 0.00%
• Median HH income: $38,041
• Composite: 16.34/100
• National rank: #9205
• State rank: #94 of 130 in MS

Livability — Moss Point

• Score: 67/100
• State rank: #77
• US rank: #10398

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moss Point, MS
• City population: 12,023
• Population (ZIP): 12,023

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% White 18% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 0%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.60%
• Current HPI: 155.3138
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+113.7% since first listed

17 events — show timeline

• 2026-05-22 Listed $299,000 MLSU
• 2025-08-07 Relisted — MLSU
• 2025-07-22 Pending — MLSU
• 2025-07-22 Listing Removed — MLSU
• 2025-06-24 Price Changed $289,000 PRCBOR
• 2025-06-24 Price Changed $289,000 MLSU
• 2025-04-13 Price Changed $299,000 PRCBOR
• 2025-04-10 Price Changed $299,000 MLSU
• 2025-02-21 Listed $325,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2018-03-06 Listing Removed — MLSU
• 2017-04-15 Listed $114,900 MLSU
• 2015-08-21 Listed $110,000 MLSU
• 2010-11-29 Sold (MLS) — MLSU
• 2010-09-22 Listed $58,000 MLSU
• 2006-09-28 Sold (MLS) — MLSU
• 2006-04-12 Listed $139,900 MLSU

Property tax history

+19.8%/yr

Latest (2025): $4,899 · +8.2% YoY. Source: county tax records.